Landlord responsibilities (non-negotiable)
You must maintain: the structure and exterior (roof, walls, windows, foundations, drains); heating and hot water installations; gas, electricity, and plumbing installations; communal areas in HMOs. These obligations under Section 11 cannot be transferred to the tenant — any tenancy clause that tries is void.
Tenant responsibilities
Tenants are responsible for: minor repairs arising from daily use (replacing light bulbs, changing smoke alarm batteries); damage they caused (broken doors, holes in walls, stains beyond fair wear and tear); keeping the property in a reasonable condition; allowing you access for inspections and repairs with proper notice.
The 'fair wear and tear' grey zone
This is where most disputes live. 'Fair wear and tear' means the gradual deterioration of the property from ordinary use over time — faded paintwork, minor scuffs, worn carpet after years of use. These are your cost. Damage beyond what you'd expect from the length and type of tenancy is the tenant's cost. There's no bright line — which is why photos at check-in and check-out matter enormously.
When the tenant causes damage you're supposed to maintain
If a tenant blocks a drain by putting unsuitable things down it — that's the tenant's responsibility even though drains are normally yours. You maintain the installation; they're responsible for damage they cause to it.